Ann Arbor Lady Bird Deed
Avoid Probate, Protect Medicaid Eligibility & Keep Full Property Control
Ann Arbor Lady Bird Deed Services
⚖️ Important: We Are Not Attorneys
Noble Notary & Legal Document Preparers provides legal document preparation services in Michigan. We are NOT attorneys and do not provide legal advice. For complex estate or Medicaid planning issues, please consult a licensed Michigan attorney.
A Lady Bird Deed (Enhanced Life Estate Deed) in Ann Arbor, Michigan lets you name remainder beneficiaries who will automatically receive your property when you die — without probate. Unlike a regular life estate deed, a Lady Bird Deed lets you retain full control — including the power to sell, mortgage, lease, or revoke without the beneficiaries’ consent.
Ann Arbor is the Washtenaw County seat — University of Michigan, Michigan Medicine, and tech corridor. U-M faculty, medical professionals, and families in Burns Park ($400K–$1.5M+) use Lady Bird Deeds to avoid probate. Ann Arbor’s high property values and Michigan’s property tax uncapping rules make Lady Bird Deeds especially valuable — they avoid uncapping at death.
You retain complete ownership and control during your lifetime. You can sell, mortgage, refinance, or revoke the deed at any time — without needing anyone’s permission.
🚨 Why Avoid Michigan Probate?
Michigan probate is expensive and time-consuming:
• Probate costs 3%–7% of estate value in attorney fees, personal representative fees, and court costs
• A $300,000 home could cost $9,000–$21,000 in probate fees
• Michigan probate takes 6–12+ months to complete
• All proceedings filed with the Probate Court are public record
• Michigan’s Small Estate Affidavit only covers personal property under $25,000 — does NOT cover real estate
• A Lady Bird Deed costs just $18–$400 and avoids probate entirely
📋 How a Lady Bird Deed Works (Enhanced Life Estate Deed)
Michigan’s Lady Bird Deed is recognized by case law and practice (not a specific statute):
• Enhanced life estate — you retain ALL powers including the right to sell, mortgage, lease, or revoke
• No consent needed from remainder beneficiaries for ANY action ✅
• Property transfers to remainder beneficiaries automatically at death
• Fully revocable at any time — simply record a new deed
• No gift tax consequences during your lifetime
• Beneficiaries receive stepped-up tax basis (usually eliminates capital gains)
• Transfer tax exempt at recording — MCL 207.526 exemption (not a current transfer of full ownership)
• Avoids property tax uncapping — transfer at death is exempt from Proposal A uncapping ✅✅
• Must be notarized and recorded with the Washtenaw County Register of Deeds
• Does NOT affect your property taxes, mortgage, or homestead exemption
🛡️ Medicaid-Friendly: Michigan DHHS Does NOT Treat Lady Bird Deeds as Disqualifying Transfers!
This is one of the most important benefits of a Lady Bird Deed in Michigan:
• Michigan Department of Health and Human Services (DHHS) does NOT count a Lady Bird Deed as a disqualifying transfer for Medicaid eligibility ✅✅✅
• A regular life estate deed IS counted as a transfer and can trigger a Medicaid penalty period ❌
• Lady Bird Deeds let you protect your home for beneficiaries while preserving Medicaid eligibility
• If you later need Medicaid/nursing home care, the Lady Bird Deed does NOT create a lookback penalty
• This makes Lady Bird Deeds essential for aging Michiganders concerned about long-term care costs
• Important: Medicaid rules can change — consult an elder law attorney for current guidance
• A Lady Bird Deed combined with a Medicaid Asset Protection Trust provides maximum protection
🏛️ Washtenaw County Register of Deeds
Address: 200 N Main St, Suite 120, Ann Arbor, MI 48104
• Lady Bird Deed should be recorded promptly with the Register of Deeds
• Must include legal description, parcel ID/tax ID number, and property address
• Grantor’s signature must be notarized (Michigan requirement)
• Must include enhanced life estate language reserving full powers to grantor
• Must include preparer information and drafting attorney/preparer statement
• Transfer tax exempt at recording (MCL 207.526 — life estate retention exemption)
• Property Transfer Affidavit (PTA) NOT required at recording (required within 45 days of actual transfer at death)
• Recording fees: typically $30 first page + $3 each additional page
• Our White Glove service includes recording fee calculation and filing instructions
✅✅ Michigan: NO Estate Tax, NO Inheritance Tax & Avoids Property Tax Uncapping!
Michigan offers excellent estate planning advantages:
• NO state estate tax ✅ (only federal $13.61M threshold applies)
• NO state inheritance tax ✅
• Michigan income tax: 4.25% flat rate
• Lady Bird Deeds avoid Proposal A property tax uncapping ✅✅ — this is CRITICAL in Michigan
• When property transfers at death via Lady Bird Deed, the taxable value does NOT uncap
• Without a Lady Bird Deed, probate transfer can trigger uncapping — potentially doubling property taxes ❌
• Beneficiaries receive stepped-up basis which usually eliminates capital gains tax
• Transfer tax exempt at recording (MCL 207.526)
• Michigan is NOT a community property state — only the titled owner needs to sign
Common Uses for Ann Arbor Lady Bird Deeds
👪 Passing Property to Children
Name your children as remainder beneficiaries. They receive stepped-up basis, avoid probate, and property taxes don’t uncap. You keep full control.
🛡️ Medicaid Planning
Protect your home while preserving Medicaid eligibility. Michigan DHHS does NOT treat Lady Bird Deeds as disqualifying transfers. Essential for aging homeowners.
🏠 Simple Estate Planning
A Lady Bird Deed is a cost-effective alternative to a living trust. $18–$400 vs. $1,500–$3,000+ for a trust. Keeps full control without trust management.
🧓 Aging Parents
Help elderly parents create a Lady Bird Deed. They keep full control, avoid probate, protect Medicaid eligibility, and prevent property tax uncapping.
💼 Investment Property
Name beneficiaries for rental property in Ann Arbor. Retain full control to collect rent, manage tenants, and make decisions. Transfer tax exempt.
💰 Avoid Tax Uncapping
Michigan’s Proposal A can double property taxes at transfer. A Lady Bird Deed avoids uncapping — saving beneficiaries thousands annually.
📍 Ann Arbor Areas We Serve
We provide Lady Bird Deed services throughout Ann Arbor and Washtenaw County, including:
Plus all Ann Arbor neighborhoods and surrounding Washtenaw County communities.
📋 Related Ann Arbor Services
- Quitclaim Deed – Transfer property ownership now in Ann Arbor
- Revocable Living Trust – Comprehensive estate planning for all assets
- Last Will and Testament – Protect your family and assets
- Power of Attorney – Designate someone to handle financial matters
Lady Bird Deeds for other MI cities: Detroit · Grand Rapids · Warren · Sterling Heights · Dearborn · Lansing · Livonia · Troy
What Our Clients Say
Ann Arbor Lady Bird Deed Pricing
Avoid probate, protect Medicaid eligibility & prevent tax uncapping — starting at just $18
Lady Bird Deed Template
- Michigan-compliant Lady Bird Deed template
- Enhanced life estate language included
- Full grantor powers reserved
- Editable PDF format
- Washtenaw County filing guidance
- Remainder beneficiary instructions
- Revocation guidance included
Professional Preparation
- Complete Lady Bird Deed preparation
- Legal description verification
- Parcel ID/tax ID lookup
- Enhanced life estate language drafted
- Full grantor powers reserved
- Transfer tax exemption confirmed
- Multiple remainder beneficiaries
- Washtenaw County Register of Deeds filing instructions
- Email delivery of final documents
Full Service + Mobile Notary
- Everything in Professional, PLUS:
- ✅ Mobile or online notary included
- ✅ Notary comes to you in Ann Arbor
- ✅ Recording fee calculation
- ✅ Pre-addressed recording package
- ✅ Washtenaw County Register of Deeds contact info
- ✅ Revocation deed template included
- ✅ Post-filing support
Ready to Protect Your Ann Arbor Property?
A Lady Bird Deed avoids probate, protects Medicaid eligibility, and prevents property tax uncapping. Professional preparation with 1–2 day turnaround.
How Our Ann Arbor Lady Bird Deed Service Works
Step 1: Choose Your Service Level
Select DIY Template ($18), Professional Preparation ($225), or White Glove Service ($400).
Step 2: Provide Property & Beneficiary Information
Give us the property address, current owner(s), and remainder beneficiary names. We verify ownership, handle parcel ID lookup, and draft enhanced life estate language.
Step 3: Expert Preparation
Our team prepares your Ann Arbor Lady Bird Deed with proper enhanced life estate language reserving all grantor powers, accurate legal descriptions, and remainder beneficiary designations.
Step 4: Review & Sign
Review your deed for accuracy. The grantor’s signature must be notarized. Only the titled owner signs. White Glove includes mobile notary service.
Step 5: Record with Register of Deeds
Record with the Washtenaw County Register of Deeds. Transfer tax exempt under MCL 207.526. We provide complete filing instructions.
Step 6: Probate Avoided!
Upon death, property transfers directly to named remainder beneficiaries without Probate Court. Beneficiaries receive stepped-up basis. Property taxes do NOT uncap. Medicaid eligibility protected.
Lady Bird Deed vs. Regular Life Estate vs. Living Trust vs. Will
✅ Lady Bird Deed
- Avoids probate ✅
- $18–$400 cost
- Full control retained ✅
- Medicaid-friendly ✅
- Avoids tax uncapping ✅
- Stepped-up basis ✅
❌ Regular Life Estate
- Avoids probate ✅
- Similar cost
- Lose control ❌
- Medicaid penalty ❌
- May trigger uncapping ❌
- No stepped-up basis ❌
🏠 Living Trust
- Avoids probate ✅
- $1,500–$3,000+ cost
- Full control ✅
- Medicaid-depends on type
- Avoids uncapping ✅
- Ongoing management
❌ Will Only
- Requires probate ❌
- $9,000–$21,000 probate
- N/A control
- N/A Medicaid
- Triggers uncapping ❌
- 6–12+ months
Frequently Asked Questions: Ann Arbor Lady Bird Deeds
How much does a Lady Bird Deed cost in Ann Arbor?
Our services range from $18 for a DIY template to $225 for professional preparation to $400 for white glove with mobile notary. Washtenaw County recording fees are separate (typically $30+ first page).
Does a Lady Bird Deed avoid probate?
Yes! Property transfers directly to named remainder beneficiaries at death without Probate Court proceedings. This saves $9,000–$21,000+ on a $300K home.
Is a Lady Bird Deed Medicaid-friendly?
Yes! Michigan DHHS does NOT treat Lady Bird Deeds as disqualifying transfers for Medicaid eligibility. A regular life estate deed IS counted as a transfer and can trigger a penalty period. This makes Lady Bird Deeds essential for aging homeowners.
Does a Lady Bird Deed avoid property tax uncapping?
Yes! Under Michigan’s Proposal A, property taxes can “uncap” at transfer — potentially doubling taxes. A Lady Bird Deed transfer at death is exempt from uncapping, saving beneficiaries thousands annually.
Do I lose control of my property?
No! Unlike a regular life estate, a Lady Bird Deed is an enhanced life estate. You retain the power to sell, mortgage, lease, refinance, or revoke — without needing anyone’s consent.
Does Michigan have an estate tax?
No! Michigan has NO state estate tax and NO state inheritance tax ✅✅. Only the federal estate tax applies (estates over $13.61M).
Is there a transfer tax when recording?
No! Lady Bird Deeds are exempt from Michigan’s $8.60/$1K transfer tax under MCL 207.526 because the grantor retains a life estate with enhanced powers.
Where do I record a Lady Bird Deed in Ann Arbor?
Record with the Washtenaw County Register of Deeds at 200 N Main St, Suite 120, Ann Arbor, MI 48104. Michigan uses Register of Deeds for recording.
Is Michigan a community property state?
No. Michigan is an equitable distribution state. Only the titled owner needs to sign. If property is in both spouses’ names, both must sign.
How long does the process take?
Professional preparation takes 1–2 business days. Washtenaw County Register of Deeds recording typically processes within 1–3 weeks.